Commercial Real Estate – Islamorada

Commercial real estate in Islamorada and the Florida Keys can be a great investment. These types of properties include retail buildings, office buildings, warehouses, industrial buildings, apartment buildings, and mixed use buildings. While they provide a great source of income, it is necessary to manage these properties. Owning commercial real estate offers the opportunity of earning income on your investment. The business owner or lessee many time will then handles all or most of the property expenses directly. Cashflow allows for the means to cover real estate taxes and mortgage on the commercial property.

Key commercial real estate metrics include:
NOI (Net operating income): This is calculated by valuating the property’s first year gross operating income and then subtracting the operating expenses for the first year. NOI defined
Cap rate: (Capitalization of earnings): This is used to calculate the value of income producing properties Capitalization Rate defined
Cash on Cash: This is the ratio of annual before-tax cash flow to the total amount of cash invested, expressed as a percentage. Cash on Cash defined

Pros and cons of investing in commercial real estate

Business opportunities in Islamorada in the Florida Keys

Florida Keys Vacant Land

Lots of reasons to buy a vacant lot or vacant land in the Florida Keys. Is it an excellent way to get into the Florida Keys area. This speaks loudly to location, location, location. Perhaps you are looking for an investment or that perfect place for a dream home in paradise. It can allow one the opportunity to get into a desired location, make an investment or build a dream home. There are many valuable real estate opportunities in commercial land for development  in the Florida Keys.
Reasons for buying a vacant lot or land in the Florida Keys.

  • The price of vacant land or an empty lot is less than that of a developed piece of property. A buyer with limited funds at the moment can claim a desired location with the plans of building in the future once funds become available.
  • Building a home from scratch can allow for more customization than buying an existing home and then remodeling. Custom building gives you total control over every aspect of the house in its construction, placement on the land and the all important view from the home.
  • Land can be considered a stable investment offering a physical asset. In the Florida Keys, land is finite and a limited asset.

Important things to consider when purchasing a vacant lot or land in the Florida Keys

  • What is your desired end result.
  • What is the property’s elevation and what flood zone is it in.
  • What is the community that offers the best investment and/or desired lifestyle.
  • What is the accessibility of key utilities: water, electric, gas, telephone, cable and sewer
  • What existing development surrounds the property and what are the plans or rules for future development.
  • What are the government zoning restrictions
  • Does the property have a current building permit. Can the property get a building permit. What is necessary to obtain a building permit
  • What are your expected construction costs should you decide to develop the property
  • Do you need to finance and if so, can you qualify for a land loan.


Buying vacant land or lots in the Florida Keys is not for everyone. One must be prepared and understand  the building and zoning requirements in the unique Florida Keys.

Building, Code Compliance, Floodplain Management, GIS, and Planning and Environmental Resources departments.

Browse real estate vacant land and lots in the Florida Keys

Key Largo real estate-Vacant Land and Lots

Islamorada real estate – Vacant Land and Lots

Marathon real estate- Vacant Land and Lots

Florida Keys Real Estate Search Website

I am excited to announce the launch of the new Florida Keys real estate search website at The website is designed by a local Florida Keys real estate agent for the virtual buyer to browse and select from all of the real estate for sale in the Florida Keys. It includes a custom map of the Florida Keys allowing the visitor to easily view the location of the unique islands of the Florida Keys. Selection of an island or community group leads to a detailed viewing all of the real estate for sale in that particular area.

I have segmented the islands into six groupings that represent the Florida Keys real estate.

  1. Key Largo the northernmost island in the Florida Keys
  2. Islamorada comprised of Plantation Key, Windley Key, Upper Matecumbe Key and Lower Matecumbe Key
  3. Marathon including Key Colony Beach
  4. Big Pine Key including No Name Key
  5. The Lower Keys comprised of Little Torch Key, Middle Torch Key, Big Torch Key, Ramrod Key, Summerland Key, Cudjoe Key, Sugarloaf Key, Saddlebunch Keys, Shark Key, Geiger Key and Big Coppitt Key
  6. Key West the southernmost island of the Florida Keys

A buyer can search and view any and all property listed for sale in the Florida Keys Multiple Listing Service (MLS) from their own computer on their own time. While no user login is required to browse thru using the search system, it is recommended that the Florida Keys real estate buyer create a free account that permits them to save custom real estate searches and individual properties that are of interest. This account will also keep the buyer informed by providing them with email updates and alerts of all properties relevant to their search criteria that come new into the system. Up to date information at all times.

The site has valuable information about the individual island communities, links to chambers of commerce, tax information, mortgage calculators and tips on the buying process. Unlike other sites as Zillow and Trulia, this site is designed by a local Florida Keys resident real estate agent with direct access to the Florida Keys Board of Realtors Multiple Listing Service. All information is reliable. The buyer can feel confident that the listing information is accurate and true plus more information is provided with a quick email or phone call to John Vlad (305.219.5610)

Florida Keys Real Estate John Vlad

74940 Overseas Hwy Florida Keys Home For Sale

Waterfront Estate Home in Islamorada
3 Bedroom | 2 Baths
Approx 2,042 sq ft
Gated | Ground Level | Deepwater Dockage
$1,490,000 | MLS# 560257

 Click here for more details

Islamorada home in Lower Matecumbe in the Florida Keys is offered for sale at a special value. This is a true Florida Keys Estate with an island style. This charming 3 bedroom 2 bath ground level home is a rare jewel in a lush private Caribbean Estate. It is a classic boaters paradise with superb deep water dockage for up to three boats on protected Sandy Cove Basin in beautiful Islamorada on Lower Matecumbe in the Florida Keys. The home features an old florida pine cathedral ceiling with magnificent updated kitchen and baths. This home was first built in the early 1940 establishing its location on an almost acre estate. The present ground level home was built in 1980 with an open floor plan for family style living and then recently the kitchen and downstairs bath were updated. The estate includes a one and half car garage plus a two car carport for easy parking. The protected waters of Sandy Cove basin offer a unique advantage for deep water dockage and a protected harbor. The home is set far from the estate entrance with lush landscaping providing for total private living and Florida Keys enjoyment. The owners loved birds and built a bird aviary visible from the kitchen. Sit in the backyard and enjoy the panoramic views of waterfront Islamorada in a picturesque setting or visit the Atlantic ocean virtually across the street. Walk Sea Oats Beach and enjoy the Florida Keys sun rise or sunsets over the basin. This Florida Keys property for sale in Lower Matecumbe in Islamorada is truly a diamond in the rough.

Palms of Isla Condominium

Palms of Isla Units currently for sale

Click here for more information on oceanside condos for sale at the Palms of Isla in Islamorada in the Florida Keys Palms of Isla condominium located oceanside in Islamorada  has several units listed for sale. Price reduction makes this a great value at the Palms of Isla in downtown Islamorada. Location means oceanside living. Location means center of Islamorada convenience. Location means value and gret investment. Ocean front gated condominium complex located at 79901 Overseas Hwy, Islamorada, Florida Keys 33036 Condo units in Islamorada in the Florida Keys feature ocean views with new hot tub, grills and chickees. This condominium is oceanfront. Kayak storage and launch on property. Bud-N-Mary’s Marina and Islamorada’s great restaurants all w/in walking distance. Well maintained amenities & landscape. Must see and priced right for sale in Islamorada in the Florida Keys makes this a great opportunity to buy that affordable Florida Keys getaway or maybe that home you have been looking for in the best of the Florida Keys. I enjoy this location because it places you within walking distance to a variety of restaurants, shops and world famous marinas. It has unobstructed views of the ocean from the pool and most all common areas as well from most balconies.  

Representative Holly Raschein

It is with great pleasure that I take this opportunity to congratulate you on being named Rookie Realtor of the Year by the Florida Keys Board of Realtors. What a tremendous accomplishment!

You are an impressive individual and I want to thank you for your tireless commitment to serving our community. I truly share the pride of your family and friends in this special achievement.

Again, congratulations to you and I wish you the continued success in your future endeveavors

-Representative Holly Raschein
District 120, Florida



View Letter from Florida House of Representatives



Contact Info

cell: 305-219-5610
fax: 305-712-8889

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